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condition to determine if they can be saved. He added that he did not at this point have the exact number of trees that would be removed or saved. Ms. Decker added that on page 15 of the staff report, Mr. Otto identified the reasons why more trees had been removed. She stated that 29 more trees were recommended by the arborist to be removed because of poor health. The new accessory structures impacted some trees, and some trees had not been previously reviewed. Trees that were likely to be removed were also included in the analysis, thereby increasing the overall number of trees to be removed. Mr. McGinnis stated that since the last hearing, a number of trees along the road had to be taken out in connection with the Fire Department’s requirement that the access road be widened from 16 feet to 20 feet, grading, and the installation of a large hydropneumatic pump in the area. Looking at the visuals on the trees, Chairperson Fox noted that the trees look extremely taller and closer to the house than the surrounding existing trees. She inquired what the expected height of the trees would be by the year 2010 and how close a tree could be to the house without creating a fire hazard. Mr. McGinnis indicated that Mr. Daniel Stewart, the landscape architect, would respond to the questions after the completion of his presentation. Commissioner Narum inquired if the basement would be totally sunk in the ground or if it would be a walk-out basement with windows. Mr. McGinnis displayed the location of the basement and noted that it would be a totally subterranean basement and not a walk-out basement with a natural grade exit and view. He indicated that only one portion of the basement, the caretaker’s unit, had a sliding door and stairs that goes up, five feet away above ground, mainly as an access for fire. Chairperson Fox inquired if the garage was a five-car garage. Mr. McGinnis replied that it was a four-car garage with a workshop. In response to a follow-up inquiry by Chairperson Fox regarding whether the workshop could be considered habitable space and counted with the main structure, Mr. McGinnis replied it was not considered habitable space because it was not a conditioned space but was like a garage with a garage door. He noted that the Code requires habitable space to be conditioned, including heating, and this space could never be heated. Commissioner Fox inquired if staff agreed, and Mr. Otto replied that staff concurred with this opinion. He added that it did not matter if the workshop was counted or not towards the square footage of the house as this project does not deal with floor area ratio (FAR). He noted that the total square footage of the house plus the garage are listed together and does not affect any type of limit as far as what is allowed. Mr. McGinnis noted that he had seen real estate for sale ads for 1,200-square-foot “estate homes.” He noted that as a builder for the past 36 years, he had entered the estate home process market 22 years ago in Santa Barbara and has gone seen estate homes all over the world. He noted that in his business, he did not consider a 2,700-square-foot home to be an estate home and that most of his clients built estate homes between 9,000 and 30,000 square feet. He noted that in his travels to Europe, he had hired an Italian architect and had access to all his resources. He passed around and explained some materials he had brought back from Europe and described the materials to be applied to the design changes to the Sarich house since the last workshop: PLANNING COMMISSION MINUTES, November 14, 2007 Page 20 of 34